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Property profile & analytics
OFF-MARKET
Estimated value
$730,000
Office buildings
11638 Fair Oaks Blvd Fair Oaks, CA 95628-3769
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US09-5137709
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1979
Construction
WOOD
Total area
3,072 SF
Lot
0.07 ac (3,095 SF)
Zoning code
LC (PDC)
APN
249-0091-015-0001
UPID
US09-5137709
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Dollars For College Inc Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$790k
Comparable Approach
Comparable
$769k
Blend (final)
Blend
$730k
Owner & transaction history
Pro Found Holdings LLC · 9 yrs held
Pro Found Holdings LLC
since 2017
1 recorded transaction
Zoning & alternative use
LC (PDC) · Fair Oaks, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$800,000
+0.5%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Fair Oaks submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fair Oaks submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$855,000
6.5%
$790,000
7%
$730,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$795,000
Current use
MEDICAL BUILDING
$800,000
Change: +1% · Conversion: Easy
AUTO REPAIR, GARAGE
$795,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$720,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$730k
Range $657k – $803k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$238 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$5,551
Tax year 2024
Assessed value
$443,747
Assessed 2024
Previous assessed
$443,747
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$152,466
Assessed improvement
$291,281
Applied tax rate
54.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1979
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
3,072 SF
Lot
0.07 ac (3,095 SF)
Zoning code
LC (PDC)
APN
249-0091-015-0001
UPID
US09-5137709
Jurisdiction
SACRAMENTO
Zoning & alternative use
LC (PDC) · Fair Oaks, CAZoning LC (PDC) · permitted uses
LC (PDC) · Fair Oaks, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$795,000
MEDICAL BUILDING
Est. value
$800,000
AUTO REPAIR, GARAGE
Est. value
$795,000
COMMERCIAL (GENERAL)
Est. value
$720,000
OFFICE BUILDING Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1979
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
0.07 ac
Current owner
From public records · entity-resolved
Pro Found Holdings LLC
Entity
Mailing address
11638 FAIR OAKS BLVD #101, FAIR OAKS, CA 95628-3769
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 16, 2017
$390,000
Pro Found Holdings LLC
M2 Fair Oaks Boulevard LLC
Grant Deed
$361,200 · Wells Fargo Bank NA
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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